I am using more conservative #s for capex to account for the age. 

Some of the poison ivy vines are growing up those huge pine trees.

I have used land contracts, foreclosures, and refinancing to grow my portfolio.

That doesn't seem to bad to me considering the age of the house. 

Let the tenants money keep everything in check, while the properties grows in value.

Dumb stuff I've done: ages ago when I bought my very first house, it needed exterior paint and shingle molding replaced.

That might make sense for someone with just a handful of units, but since you seem to be growing quickly it seems like your time would be best spent working on (or even in) your business rather than doing the bookkeeping for your business. 

Not as fast growing, but still in recovery and not too far to visit if needed.

Because of your building's age, there are many pros that do pointing work who would recommend that only a "historic lime mortar mix" be used when pointing that cellar.

With its proximity to Nashville, Austin Peay and growing business environment, it is definitely a good place to invest.